The Holiday Liability Trap: Why December Is the Riskiest Month for Property Managers
Download our Free 25-Point Liability Reduction Checklist and instantly see the vulnerabilities a property manager needs to address now.
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Download our Free 25-Point Liability Reduction Checklist and instantly see the vulnerabilities a property manager needs to address now. 〰️
December is the most wonderful time of the year—for residents. For property managers, however, it's the highest-risk period for liability claims, insurance headaches, and major security breaches.
The sudden influx of holiday visitors, valuable packages, and temporary decorations creates blind spots that thieves and attorneys alike are quick to exploit. Relying on last month's security protocols simply won't cut it.
Here is a police officer's breakdown of the three major liability traps your apartment complex or commercial property faces every holiday season, and the strategic actions you must take now.
1. The "Reasonable Security" Liability Test
When a crime occurs on your property—a break-in, a theft, or visitor injury—your liability is often determined by a simple question: Did the property manager provide "reasonable security" to prevent a foreseeable incident?
The holiday season dramatically changes what a court might deem "foreseeable."
The Visitor Spike: More parties mean more non-residents accessing common areas. If a visitor is injured due to poor lighting or an unsecured hazard, your liability increases.
The Package Surge: Package theft is rampant. If you have done nothing to secure a known, high-risk package area, you could be deemed negligent when a resident loses a high-value item.
The Unsecured Common Area: Do you have clear, enforceable policies for holiday parties? Uncontrolled events lead to disturbances, damage, and heightened risk of assault or vandalism.
🛡️ Expert Insight: The best defense is a documented, strategic security plan. Simple emails to residents aren't enough. You need proof that an objective expert has identified the risks and you've taken specific, reasonable steps to mitigate them.
2. Package Theft: The Resident Relations Nightmare
Package theft (or "porch piracy") is more than a minor annoyance; it's a huge burden on your management team and a fast track to lease non-renewals.
During December, delivery volume often doubles or triples. The security weakness is often procedural, not technological.
The Delivery Dump: Carriers often leave packages exposed in lobbies or hallways simply because they cannot access secure rooms quickly. This creates a high-visibility target.
The Identity Fail: Thieves often follow delivery trucks, blending in with residents. If your access control relies on simple keypads or fobs, they're easily defeated.
The Management Time Sink: Every stolen package results in calls, disputes, video review requests, and police reports that suck up valuable staff time.
A smart security strategy is about process design, not just camera placement. It involves creating a secure chain of custody for valuable items from the moment they arrive to the moment the resident receives them.
3. Fire and Electrical Overload Hazards
While less common than theft, fire liability during the holidays is catastrophic. Your property's risk profile shifts due to tenant-controlled factors:
Unattended Candles and Open Flames: Management must clearly communicate and strictly enforce rules against open flames and unapproved heating sources.
Circuit Overload: Christmas lights, electric decorations, and extra appliances running concurrently can easily overload old circuits, leading to electrical fires.
Fire System Tampering: In the chaos of decorating or moving furniture, fire doors may be propped open, or smoke detectors temporarily disabled.
Your role as manager requires proactive auditing of fire suppression systems and tenant procedures. Waiting for the annual fire inspection is too late.
Next Step: Reduce Liability with Strategic Expertise
The holiday season means more potential risk than your team can manage alone. You need the objective, experienced eye of a consultant who understands criminal behavior and legal due diligence.
At Shield Line Consulting, we bring 15+ years of law enforcement and emergency services experience to every property audit. We don't sell expensive equipment; we provide the strategic plan that protects your bottom line and your residents.
Need a professional audit before the holiday risk peaks?
Contact Shield Line Consulting today to schedule a confidential review of your property's holiday risk profile.
